Blk 635 Veerasamy Rd
Project page · 99-year lease from 1985
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 635 | 04 TO 06 | 72 sqm | S$575,000 | S$7,986 psm | ×1.000 | S$7,986 psm |
| Dec 2025 | Blk 635 | 04 TO 06 | 72 sqm | S$550,000 | S$7,639 psm | ×0.996 | S$7,609 psm |
| Dec 2025 | Blk 635 | 07 TO 09 | 72 sqm | S$575,000 | S$7,986 psm | ×0.996 | S$7,955 psm |
How accurate is this estimate for Veerasamy Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 19 sales in Veerasamy Rd since.
- Median error
- 7.3%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.91% gross yield
S$39,600 of rent a year against the estimate above · 0.9 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 20 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 633 | 3 ROOM | S$3,200 |
| Sept 2026 | 632 | 3 ROOM | S$2,950 |
| Sept 2026 | 633 | 3 ROOM | S$2,500 |
| Aug 2026 | 634 | 3 ROOM | S$3,500 |
| Jul 2026 | 633 | 3 ROOM | S$3,800 |
| Jul 2026 | 635 | 3 ROOM | S$3,300 |
| Jun 2026 | 635 | 3 ROOM | S$3,900 |
| Jun 2026 | 633 | 3 ROOM | S$2,400 |
median of 20 HDB rental approvals for 3 ROOM on Veerasamy Rd since 2025-10.
Buying or selling at S$572,741?
Buying: Stamp duty on S$572,741 · Cash and CPF needed on S$572,741 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$572,741.
Each opens with this figure filled in; change anything there.
Primary schools near 635 Veerasamy Rd
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Farrer Park Primary School · 746 m · no 2025 Phase 2C ballot
- St. Margaret's School (Primary) (girls) · 999 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Anglo-Chinese School (Junior) (boys) · 1,494 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,519 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Hong Wen School · 1,608 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 635 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 109 sqm | S$820,000 | S$7,523 psm |
| May 2026 | Blk 635 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 72 sqm | S$575,000 | S$7,986 psm |
| Dec 2025 | Blk 635 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 109 sqm | S$800,000 | S$7,339 psm |
| Dec 2025 | Blk 635 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 72 sqm | S$575,000 | S$7,986 psm |
| Dec 2025 | Blk 635 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 72 sqm | S$550,000 | S$7,639 psm |
| May 2025 | Blk 635 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 80 sqm | S$588,000 | S$7,350 psm |
| Mar 2025 | Blk 635 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 72 sqm | S$500,000 | S$6,944 psm |
| Feb 2024 | Blk 635 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 72 sqm | S$510,000 | S$7,083 psm |
| Mar 2023 | Blk 635 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 72 sqm | S$432,000 | S$6,000 psm |
| Nov 2022 | Blk 635 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 72 sqm | S$495,000 | S$6,875 psm |
| Jun 2022 | Blk 635 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 72 sqm | S$388,000 | S$5,389 psm |
| Mar 2022 | Blk 635 · 4 ROOM · 13 TO 15 · Model A · 63 years left | 103 sqm | S$643,000 | S$6,243 psm |
Showing 12 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 635 · 3 ROOM | S$3,300 | — |
| Jun 2026 | Blk 635 · 3 ROOM | S$3,900 | — |
| May 2026 | Blk 635 · 3 ROOM | S$3,600 | — |
| Nov 2025 | Blk 635 · 3 ROOM | S$3,500 | — |
| Sept 2025 | Blk 635 · 3 ROOM | S$3,400 | — |
| Jun 2025 | Blk 635 · 3 ROOM | S$3,700 | — |
| May 2025 | Blk 635 · 3 ROOM | S$3,500 | — |
| May 2025 | Blk 635 · 3 ROOM | S$3,300 | — |
| Jan 2025 | Blk 635 · 3 ROOM | S$3,800 | — |
| Jan 2025 | Blk 635 · 3 ROOM | S$3,700 | — |
| Jun 2024 | Blk 635 · 3 ROOM | S$3,900 | — |
| Jun 2024 | Blk 635 · 3 ROOM | S$3,400 | — |
| May 2024 | Blk 635 · 3 ROOM | S$3,500 | — |
| Mar 2024 | Blk 635 · 3 ROOM | S$4,000 | — |
| Jul 2023 | Blk 635 · 3 ROOM | S$3,700 | — |
| Jun 2023 | Blk 635 · 3 ROOM | S$3,500 | — |
| Jun 2023 | Blk 635 · 3 ROOM | S$2,700 | — |
| May 2023 | Blk 635 · 3 ROOM | S$3,600 | — |
| Aug 2022 | Blk 635 · 3 ROOM | S$2,900 | — |
| Feb 2022 | Blk 635 · 3 ROOM | S$2,400 | — |
| Aug 2021 | Blk 635 · 3 ROOM | S$2,500 | — |
| Jul 2021 | Blk 635 · 3 ROOM | S$2,450 | — |
| May 2021 | Blk 635 · 3 ROOM | S$2,300 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 57 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$546,736 | S$603,641 | S$653,754 | S$665,188 |
| 10 years | 47 years | S$519,196 | S$632,897 | S$742,344 | S$768,536 |
| 20 years | 37 years | S$456,428 | S$678,229 | S$933,084 | S$1,000,091 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.